390 NW 134th Ave · Plantation, FL 33325

$280,000

3 bd · 2.0 ba · 1,566 sqft · Manufactured public records · 8 Days on market

Built 2013 3,998 sqft lot Est $268k · at est. $65/mo HOA · 2% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• ARV discount +5.4/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful manufactured home in a great community, sale includes property and land. Open and spacious floor plan, bright home featuring 3 bedrooms and 2 bathrooms. Metal terrace, private patio and canal front. Master bathroom features hot tub and shower, walk-in closet in each bedroom. Painted in elegant colors. Community pool, and low association fees. Great investment opportunity, generous CAP rate.

Key facts

• Waterfront home
• No lot rent
• Spacious kitchen

Tags

• WATERFRONT HOME
• NO LOT RENT
• OWN THE LAND
• LOW HOA
• SPACIOUS KITCHEN
• ADDITIONAL OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Monthly association fee of $65; Community clubhouse and pool

Exterior

• Parking: Covered parking; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story manufactured home; East-facing
• Construction: Manufactured construction; Aluminum roof; Resale
• Exterior features: Awnings; Storage shed; Canal-front waterfront; Community pool; Clubhouse

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First floor entry; Main-level bedroom; Laundry room; Storage room; Utility room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 9.0% vs local median 3.4% in Plantation — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#70 in FL, #1,174 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities C-, cost of living D-.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 177 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 36% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; list at $280k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $267,786
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 NW 134th Ave	0.00mi	3/2.0	1,566 (0%)	1mo	$268,000	$171	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.82×
• Total profit: $-14,332
• Equity at exit: $41,749

10-year hold

• IRR: 0.9%
• Equity multiple: 1.05×
• Total profit: $4,295
• Equity at exit: $24,209

Cash invested: $78,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33325

• Rents YoY: -0.9%
• Active inventory: 177
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,054 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$117
• HOA: −$65
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $629

Break-even live

Break-even rent $2,258

Max offer price $280,000

Occupancy floor 74%

Sensitivity live

Price	-10% $787	-5% $708	+0% $629	+5% $549	+10% $470
Rent	-10% $387	-5% $508	+0% $629	+5% $749	+10% $870
Rate	-1.0pp $770	-0.5pp $700	base $629	+0.5pp $556	+1.0pp $482

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13500 NW 3rd St Plantation, FL	1.0–3.0	1.0–2.5	1099	$3,725	$3.39	3d	21	0.12mi
400 Commodore Dr #308 Plantation, FL	2.0	2.5	1296	$2,400	$1.85	6d	1	0.14mi
430 Commodore Dr #210 Plantation, FL	2.0	2.0	1130	$2,100	$1.86	25d	1	0.14mi
430 Commodore Dr Unit 430 Plantation, FL	2.0	2.5	1296	$2,400	$1.85	5d	1	0.14mi
200 Commodore Dr Plantation, FL	2.0	2.0	1078	$2,743	$2.54	23d	1	0.24mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$2,913	$2.59	20d	1	0.24mi
200 Commodore Dr Plantation, FL	3.0	2.0	1124	$3,014	$2.68	25d	1	0.24mi
617 NW 132nd Ter Unit 617 Plantation, FL	3.0	2.5	1577	$2,750	$1.74	25d	1	0.27mi
113 Riverwalk Cir W #141 Plantation, FL	3.0	2.5	1892	$3,600	$1.90	25d	1	0.48mi
118 Riverwalk Cir Sunrise, FL	3.0	2.5	1447	$3,100	$2.14	25d	1	0.51mi
13017 Riverwalk Cir S Plantation, FL	3.0	2.5	1892	$3,990	$2.11	25d	1	0.54mi
141 SW 127th Ter Unit 141 Plantation, FL	3.0	2.5	1720	$3,600	$2.09	25d	1	0.63mi
12950 Vista Isles Dr #421 Plantation, FL	2.0	2.0	1105	$2,300	$2.08	25d	1	0.65mi
12471 NW 3rd St Unit D1 Plantation, FL	3.0	2.0	1681	$3,500	$2.08	25d	1	0.77mi
12447 Emerald Creek Mnr Davie, FL	3.0	2.5	1872	$3,100	$1.66	25d	1	0.78mi
13761 Newport Mnr Davie, FL	3.0	2.0	1249	$3,500	$2.80	25d	1	0.79mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	13d	1	0.83mi
14025 Langley Pl Davie, FL	3.0	2.0	1360	$3,250	$2.39	14d	1	0.83mi
663 Vista Isles Dr #1711 Plantation, FL	2.0	2.0	1105	$2,350	$2.13	8d	1	0.85mi
12430 Vista Isles Dr #1318 Plantation, FL	2.0	2.0	1065	$2,200	$2.07	25d	1	0.86mi
651 Shiloh Ter Unit 651 Davie, FL	3.0	2.0	1249	$4,700	$3.76	25d	1	0.88mi
12773 NW 11th Ct Sunrise, FL	3.0	2.0	1727	$3,700	$2.14	25d	1	0.90mi
12619 NW 11th Pl Sunrise, FL	4.0	2.5	1847	$3,800	$2.06	25d	1	1.06mi
14721 Vista Verdi Rd Davie, FL	3.0	2.0	1565	$4,000	$2.56	5d	1	1.18mi
1246 NW 125th Ter #1246 Sunrise, FL	3.0	2.5	1628	$3,795	$2.33	25d	1	1.25mi
1246 NW 125th Ter #1246 Sunrise, FL	3.0	2.5	1628	$3,750	$2.30	5d	1	1.25mi
12698 NW 14th Pl Sunrise, FL	3.0	2.5	1401	$3,100	$2.21	25d	1	1.28mi
821 E Village Cir #821 Davie, FL	3.0	2.5	1835	$3,650	$1.99	5d	1	1.34mi
821 E Village Cir #821 Davie, FL	3.0	2.5	1835	$3,750	$2.04	21d	1	1.34mi
1640 NW 128th Dr Sunrise, FL	1.0–3.0	1.0–2.0	961	$3,226	$3.36	3d	24	1.42mi
785 SW 148th Ave #1406 Davie, FL	3.0	3.0	1285	$2,550	$1.98	25d	1	1.45mi
1501 NW 124th Ter Sunrise, FL	1.0–3.0	1.0–2.0	1089	$2,903	$2.67	2d	15	1.46mi
781 SW 148th Ave Davie, FL	1.0–3.0	1.0–3.0	1176	$2,750	$2.34	15d	3	1.46mi
781 SW 148th Ave Davie, FL	3.0	3.0	1285	$2,675	$2.08	25d	2	1.46mi
771 SW 148th Ave #1305 Davie, FL	2.0	1.0	1068	$2,250	$2.11	3d	1	1.48mi
735 SW 148th Ave Davie, FL	3.0	3.0	1285	$2,575	$2.00	25d	2	1.49mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: pool

Listing history 7 events

1. 2026-05-05
   status Pending
2. 2026-04-27
   listed $280,000 Active
3. 2017-07-05
   soldstatus $120,000 Sold 403-char remark

   Show marketing remark (403 chars)

   Beautiful manufactured home in a great community, sale includes property and land. Open and spacious floor plan, bright home featuring 3 bedrooms and 2 bathrooms. Metal terrace, private patio and canal front. Master bathroom features hot tub and shower, walk-in closet in each bedroom. Painted in elegant colors. Community pool, and low association fees. Great investment opportunity, generous CAP rate.

4. 2017-06-30
   soldstatus $120,000
5. 2017-05-04
   status Pending 403-char remark

   Show marketing remark (403 chars)

   Beautiful manufactured home in a great community, sale includes property and land. Open and spacious floor plan, bright home featuring 3 bedrooms and 2 bathrooms. Metal terrace, private patio and canal front. Master bathroom features hot tub and shower, walk-in closet in each bedroom. Painted in elegant colors. Community pool, and low association fees. Great investment opportunity, generous CAP rate.

6. 2017-04-17
   listed $129,000 Active 403-char remark

   Show marketing remark (403 chars)

   Beautiful manufactured home in a great community, sale includes property and land. Open and spacious floor plan, bright home featuring 3 bedrooms and 2 bathrooms. Metal terrace, private patio and canal front. Master bathroom features hot tub and shower, walk-in closet in each bedroom. Painted in elegant colors. Community pool, and low association fees. Great investment opportunity, generous CAP rate.

7. 2017-03-22
   soldstatus $85,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,608 · $134/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$716/yr (+$60/mo · 44.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,647
• − Mortgage interest: −$15,684
• − Property taxes: −$1,608
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,932
• − Management: −$2,932
• − HOA: −$780
• − Depreciation: −$8,145
• Taxable income: $3,166
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $6,783/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Plantation

• Score: 82/100
• State rank: #70
• US rank: #1174

Category grades

Amenities C- Commute A+ Cost of living D- Crime C+ Employment A Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plantation, FL
• County: Broward County · 1,963,430 people
• City population: 111,690
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 32,399
• Household income: $100,553
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 924.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 51% White 33% Two or more races 31% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 9% Dominican 1% Salvadoran 1%
• Common ancestry: Italian 3% Romanian 1% Scotch-Irish 1%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 49% English-only · Spanish 46% Other Indo-European 2% French/Haitian/Cajun 2%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -437.64%
• Current HPI: 385.1467
• Rent YoY: ▼ -0.88%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+229.4% since first listed

7 events — show timeline

• 2026-05-05 Pending — MARMLS
• 2026-04-27 Listed $280,000 MARMLS
• 2017-07-05 Sold (MLS) $120,000 MARMLS
• 2017-06-30 Sold (Public Records) $120,000 Public Records
• 2017-05-04 Pending — MARMLS
• 2017-04-17 Listed $129,000 MARMLS
• 2017-03-22 Sold (Public Records) $85,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,608 · +3.0% YoY. Source: county tax records.